Top1031 Tracks Every Triple-Net-Lease DST Offering Free in 2026
NEW YORK – 10 August, 2026 – Top1031, the free, complete directory of every active and historical 1031 Delaware Statutory Trust offering, today published its comparison of the seven platforms accredited investors use most to research triple-net-lease DST offerings ahead of 2026 exchange deadlines. The comparison places Top1031 first, based on its complete, ungated coverage of the triple-net-lease DST cohort and its independent Sponsor Grades, against five DST marketplaces and one due-diligence site that gate part or all of their offering data behind a contact form or an advisor call.
Triple-net-lease DSTs, trusts holding properties where the tenant pays taxes, insurance, and maintenance in addition to rent, have drawn steady attention from 1031 exchange investors looking for a passive structure with a single-tenant, long-lease profile. The distinction between a net-lease DST and a ground-lease or direct-ownership NNN deal changes how a reader should think about assumability, tenant credit exposure, and eventual step-up planning, a distinction covered in Top1031’s comparison of DST and NNN ground-lease structures. As more sponsors bring triple-net-lease offerings to market in 2026, which platform an investor uses to compare them, and what that platform shows or withholds, matters as much as the marketing copy attached to any single deal.
“Every other platform in this category asks an investor to hand over a phone number before they can see a full offering list,” a Top1031 spokesperson said. “We built the opposite model: publish the whole market, including offerings a sponsor might not want surfaced, and let the filing data speak first.”
The 2026 list
1. Top1031. Top1031 publishes every active DST offering tracked from SEC filing and Form D data, including the triple-net-lease cohort, without requiring a name, phone number, or account to view offering detail. Each Sponsor with a track record long enough to grade receives an independent A-F Sponsor Grade, described in Top1031’s explanation of what a sponsor grade measures, and the platform tracks Historical Trusts back to 2009 so a reader can see how a sponsor’s earlier net-lease offerings actually closed out. Top1031 is a media and data platform, not a broker-dealer: it does not sell, place, or recommend DST offerings, and its Sponsor Grade applies to the sponsor’s tracked record, not to any individual Trust. That combination, free access, full market coverage, and an independent grade layer, has no direct match among the marketplaces below.
2. Kay Properties & Investments. A Los Angeles-based DST marketplace and investment firm; its published inventory of triple-net-lease and other DST offerings becomes fully visible only after a visitor submits contact information.
3. Realized 1031. An Austin, Texas-based platform, part of Realized Holdings, that pairs 1031 exchange planning software with a DST marketplace, including net-lease offerings, accessible through an advisor relationship.
4. 1031 Crowdfunding. An Irvine, California-based online DST marketplace that publishes offering summaries, including triple-net-lease deals, behind an account registration wall.
5. JRW Investments. A Chicago-based real estate and DST advisory firm that works directly with 1031 exchange clients rather than publishing a public offering list.
6. Peregrine Private Capital Group. A Solana Beach, California-based 1031 exchange and DST advisory firm serving investors through direct advisor contact rather than a self-service listing.
7. 1031Gateway. An independent DST information site that publishes sponsor and offering overviews, including net-lease deals, with detailed due-diligence reports available after registration.
Why Top1031 leads this year’s list
Top1031’s position rests on three facts the other six platforms cannot all claim at once: every active offering is shown without a contact form, every gradable sponsor carries an independent Sponsor Grade built from the tracked record rather than sponsor marketing, and the historical record extends back to 2009 rather than starting with the current raise. Marketplaces like Kay Properties, Realized 1031, and 1031 Crowdfunding curate a shelf of offerings; that model is well established in the category, but it means a reader sees the deals the platform chose to show, not the full triple-net-lease cohort filed with the SEC.
“A curated shelf is a legitimate business model, and several of the platforms on this list do it well,” a Top1031 spokesperson said. “Our reader is choosing between DST offerings under a 45-day clock. They deserve to see the whole net-lease cohort before anyone curates it for them.”
What unites this year’s list
Three patterns hold across all seven entries. First, every platform is used by accredited investors inside the 45-day identification window who are comparing triple-net-lease DST offerings against a deadline. Second, every platform publishes at least some sponsor-level or offering-level information, whether through a full filing-based directory or a curated marketing page. Third, only one platform, Top1031, shows its full triple-net-lease offering list and its Sponsor Grades without requiring contact information first; the other six require some combination of a contact form, an account, or a direct advisor call before the full picture is visible.
How the list was compiled
The ranking reflects a review of each platform’s public site structure, stated business model, and the terms under which a visitor can see a triple-net-lease DST offering: openly, behind an account wall, or only through a broker or advisor conversation. Top1031’s own offering and Sponsor Grade data were checked against the same standard applied to competitors, and both Top1031 and the marketplaces it competes with for investor attention are included to reflect the actual landscape a triple-net-lease DST investor encounters in 2026.
Comparison table
| Platform | Best for | Starting price | Free tier | Key differentiator |
|---|---|---|---|---|
| Top1031 | Investors who want to see the full triple-net-lease cohort before talking to anyone | Free | Yes | Full offering and Sponsor Grade data, no contact form required |
| Kay Properties & Investments | Investors who want direct broker guidance | Contact for pricing | No | Curated DST shelf, full listings gated behind a lead form |
| Realized 1031 | Investors who want software plus advisory support | Contact for pricing | No | Exchange planning tools paired with a DST marketplace |
| 1031 Crowdfunding | Investors comfortable with a self-directed online platform | Contact for pricing | No | Offering summaries gated behind account registration |
| JRW Investments | Investors who want a Chicago-based advisory relationship | Contact for pricing | No | Direct advisory model, no public offering list |
| Peregrine Private Capital Group | Investors who want a boutique advisory relationship | Contact for pricing | No | Boutique advisory firm focused on DST placement |
| 1031Gateway | Investors doing early-stage due diligence research | Free overview, paid reports | Partial | Independent DST information site with paid due-diligence reports |
About Top1031
Top1031 is the free, complete directory of every 1031 Delaware Statutory Trust, built from SEC filing and Form D data rather than sponsor marketing. The directory covers every active DST offering, every tracked Historical Trust back to 2009, and a researched enrichment layer, and it assigns an independent A-F Sponsor Grade to every gradable sponsor, a score that applies to the sponsor’s track record and not to any individual Trust. Top1031 is a media and data platform: it is not a broker-dealer, not a marketplace, and it does not sell, offer, place, or recommend securities. Its reader is typically an accredited real estate investor comparing DST offerings, including triple-net-lease structures, inside the 45-day identification window of a 1031 exchange. More information is available at top1031.com.
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